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The application site represents the curtilage of Curpheys, St Marks Road, Ballasalla which is sited on a rectangular piece of land on the north western side of the St. Mark's Road (A26) which links St. Mark's in the north to Ballasalla in the south. The site contains the remains of a former single storey cottage and barn which are currently being altered and extended to form a dwelling. These works were approved under PA 09/01850/B.
2.1 The application seeks approval for the erection of sun room extension and detached garage. The proposed extension to the rear elevation (northwest) would have a rear projection of 3.8 metres, a width of 3.8 metres and a ridge height of 4.3 metres. The extension would be finished with a plain rendered walls and a natural slate roof. In terms of floor area the proposal would represent a 12% increase (14.4sqm) over the existing floor area (114.1sqm).
2.2 The detached garage would be sited 2.5 metres from the north-eastern gable end wall of the dwelling. The proposal would face the St Marks Road and would have a width of 6 metres, a depth of 5.5 metres and a ridge height of 5.3 metres. The garage would also have an upper floor window within each gable end. The garage would be finished with a plain rendered walls and a natural slate roof.
3.1 The following previous planning applications are considered relevant in the assessment and determination of this application: 3.2 Alterations to existing building to form a dwelling (amendment to PA 09/01850/B) - 11/01154/B – APPROVED at appeal 3.3 Alterations and extension to existing buildings to form a dwelling - 09/01850/B - APPROVED 3.4 Approval in principle for creation of dwelling - 99/00230/A – REFUSED at appeal
4.1 The application site is located within an area designated as an Area of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982, which is not designated for development. The site is not located within a Conservation Area. 4.2 On the Modified Draft Area Plan for the South the site is located within an area of Incised Slopes (D14 - Ballamodha, Earystane and St. Mark's). 4.3 Due to the zoning of the site, and the nature of the proposed development, the following planning policies are relevant in the consideration of the application:- 4.4 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." 4.5 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." 4.6 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential." 4.7 Housing Policy 15 states: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than of the existing building in terms of floor space (measured externally)."
5.1 Malew Parish Commissioners do not object to the Planning Application.
5.2 No written responses have been received from the general public.
6.1 The main issue which requires consideration is in relation to the potential visual impact of the proposed works and whether these would detract from the traditional appearance of the property. 6.2 As identified earlier Housing Policy 15 requires addressing, this states that the extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. 6.3 Visiting the site/area it was evident that the site/building is not apparent when travelling along the St Marks Road from St Marks, due to the topography of the land to the north of the site and existing landscaping. However, the property is a prominent feature in the landscape when travelling along the St Marks Road towards the site from Ballasalla. These views are both distance (before Blackhill Farm) and close when immediately adjacent to the site. 6.4 Due to these views, both aspects are likely to be apparent from public view and therefore it is especially important that any extensions/alterations are appropriate to this traditional property. It should be noted that Housing Policy 15 relates to extension/alterations to traditional properties whether they be apparent from public view or not. 6.5 In relation to the proposed single storey rear extension. Whilst the proposal is modest in size there is concern with the design, finish and siting of such building. The existing building (once a cottage \& barn) is very linear in appearance. This proposal would break this by proposing a rear projection. Furthermore, the proposal given its design and finish would appear as an extension and would adversely alter the character and appearance of the existing property. Consequently, it is considered the proposed extension would not respect the proportion, form and appearance of the existing property and therefore contrary to Housing Policy 15 . 6.6 The garage also raised concern; give its proposed heights which would be 5.2 metres. This would represent a taller structure than the adjacent converted property ( 4.7 metres in height - measuring north-eastern gable end) by approximately 0.5 metres. A window within each gable end of the garage is proposed, although the plans do not indicate whether the roof space would be utilised. It is also noted that the site ground level does slopes and the proposed garage ground level would appear to be above the ground level of the dwelling, especially the southwest aspect. No ground levels are indicated on the plans. Notwithstanding this, even if the ground levels are level, it is considered the proposed detached garage by reason of it height, would project above the roof ridge of the existing property and therefore would represent an intrusive feature to the detriment of the existing traditional property.
7.1 For the above reasons, this proposal is considered to be unacceptable and is recommended for a refusal.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
Recommended Decision: Refused
Date of 19.02.2013
Recommendation:
R 1. The proposed extension in terms of its design, position and finish would adversely affect the character and appearance of the existing property and therefore would not respect the proportion, form and appearance of the existing property contrary to Housing Policy 15.
R 2. The proposed garage due to its height and finish, would be visually intrusive and detrimental to the appearance of the area and the existing property and would therefore represent unwarranted development within the countryside contrary to General Policy 3, Environment Policy 1 and Environment Policy 2 of the Strategic Plan 2007.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Refused Date : Determining officer (delete as appropriate) Signed : Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Sianed : Jennifer Chance Development Control Manager
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